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HomeMy WebLinkAbout4.4 TOWN OF Los ALTOS HILLS April 26, 1995 Staff Report to the Planning Commission RE: SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE AND POOL; LANDS OF WARD; 11841 FRANCEMONT DRIVE. FROM: Suzanne Davis, Planner SD RECOMMENDATION That the Planning Commission: Approve the requested Site Development Permit as submitted, subject to the attached conditions of approval. BACKGROUND The subject property is parcel 2 of the Bellucci Subdivision (Francemont Estates). The parcel is a flag lot with access from Francemont Drive. There is a storm drain and conservation easement along the northerly property line where Adobe Creek runs through the lot. There are a number of subdivision improvements which have not yet been completed. While the applicant can receive approval of the proposed projects (new residences and pools are also proposed on parcels 1 and 3), no building permits can be issued until the required improvements are completed to the satisfaction of the Town Engineering Department (see condition#17). DISCUSSION Site Data: Net Lot Area: 1.14 acres Average Slope: 14.7% Lot Unit Factor: 1.03 Floor Area and Development Area: Area Max. Prop. Exist. Incrs. Left Devel. 13,635 11,552 -0- 11,552 +2,083 Floor 5,938 5,864 -0- 5,864 +74 The applicant is requesting approval of a single-story residence and a swimming pool. The maximum height of the house will be 24 feet as measured from the existing grade. The property has several feet of fill which was required since the lot is within a flood plain. The elevations show the original grades prior to the , Planning Commission April 26, 1995 ' Lands of Ward/parcel 2 Page 2 fill being placed on the site and the finished grade. Proposed exterior materials are stucco siding,wood windows and doors and tile roofing. There are also four small skylights proposed. Required parking include the three spaces in the attached garage, and one uncovered space within the circular turnaround. The house has been located five feet from the conservation easement as recommended by staff. This will allow a walkway to be installed, and grading and construction to take place without encroaching into the conservation easement. Although the proposal will leave less than 100 square feet of MFA, there is about 2,000 square feet of development area remaining for future improvements. The applicant has included a conceptual landscape plan with the development plans to show proposed plantings for screening of the new residence and pool. The final landscape plan will be reviewed by the Site Development Committee once the house is framed. The Santa C ValleyWater District has reviewed the plans and has found the proposed construction acceptable. The applicant will be required to have SCVWD review and approve the construction drawings prior to acceptance of plans for building plan check. Grading volumes total 506 cubic yards (88 cu. yds. of cut and 418 cu. yds. of fill). Approximately 330 cubic yards of material will need to be imported to the site. There will be excess cut from parcel 1 which can be moved to parcel 2. The project engineer will attempt to balance the cut and fill for the three parcels so that trucking of material in or out of the area will not be necessary. The Engineering Department has reviewed the plans and has recommended conditions as specified in Attachment 1. There is a portion of the proposed driveway turnaround area which is within the setback. This is an area which has been of recent concern to the planning Commission[ If the Commission feels that the amount of paving within the setback is not acceptable, the applicant should be directed to change the design accordingly. In addition to driveway area there is 210 square feet of pool decking within the setback (the Zoning Ordinance allows up to five feet of decking to encroach into the setback). A condition of approval should be added if the Commission decides to require any changes to the driveway or other aspects of the project. The Town Geologist has conducted an extensive review of the site and geotechnical reports, and has recommended approval of the project subject to conditions (see Attachment 3). The Fire Department has no recommended conditions. Planning Commission ' April 26, 1995 Lands of Ward/parcel 2 Page 3 The Pathways Committee recommendation states that the old lodge entrance road be regraded so that it drains into Adobe Creek instead of forming a pond. This grading will be completed as part of the subdivision improvements. A native pathway easement is requested over that route, along Adobe Creek and a IIB path is requested along the remainder of the Moody Road frontage. The IIB path will be installed as part of the subdivision improvements. For this reason condition#16 states that the IIB path shall be rehabilitated as necessary,prior to final inspection. Staff is available to answer any questions that the Commission or community may have. ATTACHMENTS: 1. Recommended conditions of approval 2. Letter from William Cotton &Associates dated December 19, 1994 (four pages) 3. Letter from William Cotton & Associates dated March 8, 1995 (four pages) 4. Letter from Santa Clara Valley Water District received December 21, 1994 (one page) 5. Pathways Committee recommendation dated January 25, 1995 (one page) 6. Revised development plans: topographic survey, site plan, elevations, floor plans, roof plan and conceptual landscape plan (five sheets) cc: Jim Ward &Associates 99 El Camino Real Menlo Park, CA 94027 The WB Group 4151. Middlefield Road, Suite 115 Palo Alto, CA 94303-4743 Tom Scherer 413 Capitola Avenue Capitola, CA 95010 1 Planning Commission April 26, 1995 Lands of Ward/parcel 2 Page 4 ATTACHMENT 1 RECOMMENDED CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR NEW RESIDENCE AND POOL LANDS OF WARD, 11841 FRANCEMONT DRIVE A. PLANNING DEPARTMENT: 1. Any changes or modifications to the approved plans shall be approved by the Planning Director or the Planning Commission, depending upon the scope of the changes. 2. The property owner shall inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways, private driveways, public and private roadways prior to final inspection and release of occupancy permits and shall provide the Town with photographs of the existing conditions of the roadways and pathways prior to acceptance of plans for building plan check. 3. Prior to final inspection the final landscape planting plan shall be submitted for approval by the Site Development Committee. The Committee may require a bond, a landscape maintenance agreement, or other security to assure that the approved landscape is planted and maintained. Outdoor lighting shall be reviewed with the landscape plan. 4. A grading and construction operation plan shall be submitted by the property owner for review and approval by the City Engineer and Planning Director prior to submittal of plans for building plan check. The grading/construction operation plan shall address truck traffic issues regarding dust, noiseand vehicular and pedestrian traffic safety on Francemont Drive, Moody Road and surrounding roadways; storage of construction materials; placement of sanitary facilities; parking for construction vehicles; and parking for Construction personnel. A debris box (trash dumpster) shall be placed on site for collection of construction debris. Arrangements Must be made with the Los Altos Garbage Company for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits. 5. Skylights shall be designed and constructed to reduce emitted light. No lighting may be placed within the skylight wells. Planning Commission April 26, 1995 Lands of Ward/parcel 2 Page 5 6. Paint color shall be chosen by the applicant and approved by staff in conformance with the Town's adopted color board. A color sample shall.be submitted to the Planning Director for approval prior to painting the exterior of the residence. 7. Fire retardant roofing is required for the residence. 8. Standard swimming pool requirements: a. Lights shall be designed so that the source is not visible from off-site. b. Drainage outfall structures shall be constructed and located to the satisfaction of the Town Engineering Inspector. c. Fencing or a locking pool cover is recommended for safety. d. Equipment shall be enclosed on all four sides and roofed for noise mitigation. 9. A deed restriction shall be recorded which states that the 5,864 square feet of floor area (MFA) approved under this permit is close to the maximum level of development currently allowed by the Town, and that any further expansion must be approved by the Town. The deed restriction will be prepared by the Planning Department, and the signed, notarized document shall be returned to the Town prior to acceptance of plans for building plan check. B. ENGINEERING DEPARTMENT: 10. All conditions recommended by William Cotton & Associates' report dated March 8, 1995, are conditions of this permit. A letter of compliance prepared by the geotechnical consultant (regarding the construction plans) shall be submitted to the Town prior to acceptance of plans for building plan check. The Town Geologist shall review and comment on the proposed groundwater monitoring program prior to implementation. 11. The site drainage associated with the proposed development must be designed as surface flow wherever possible to avoid concentration of runoff. The proposed drainage shall be designed to maintain the existing flow patterns. A private storm drain maintenance agreement and private storm drain easements for parcels 1 and 2 shall be approved by the Town and signed by both property owners prior to acceptance of plans for building plan check. Final drainage and grading shall be inspected by the Engineering Department and any deficiencies corrected to the satisfaction of the Engineering Department prior to final inspection. Planning Commission April 26, 1995 ` Lands of Ward /parcel 2 Page 6 12. Any, and all, changes to the existing grading and drainage plan shall first be approved by the Town Engineering Department. No grading shall take place during the grading moratorium between November 1 and April 1 except with prior approval from the City Engineer. No grading shall take place within ten feet of any property line except to allow access to Francemont Drive. 13. An erosion and sediment control plan shall be submitted for review and approval by the Engineering Department prior to acceptance of plans for building plan check. All necessary erosion control and creek protection measures shall be in place to the satisfaction of the Engineering Department prior to issuance of any building permits. The contractor and the property owner shall comply with all appropriate requirements of the Town's NPDES permit relative to grading and erosion/sediment control. Any areas on the site that have the native soil disturbed shall be protected for erosion control during the rainy season and shall be replanted prior to final inspection. 14. All public utility services shall be undergrounded. 15. The location, elevation and height of the new residence, decking, driveway and pool shall be certified in writing by a registered civil engineer or licensed land surveyor as being in the locations, elevations and heights approved by the Town and as shown on the Site Development Plan. 16. The existing type IIB pathway on Francemont Drive shall be rehabilitated and the driveway shall be roughened where it intersects the pathway. This work shall be done to the satisfaction of the Town Engineering Department prior to final inspection. A pathway easement shall be dedicated to the Town along the portion of the property between Adobe Creek and Moody Road as shown on the attached sheet. The applicant shall have the legal description and plat exhibits prepared by a registered civil engineer or licensed land surveyor and the Town shall prepare the grant document. The applicant shall submit the signed and notarized document and exhibits to the Town prior to acceptance of plans for building plan check. 17. All subdivision improvements for the Bellucci Subdivision (Parcel Map No. 608 M 31, 32 & 33 and Tract Map No. 8207) and the Francemont Subdivision (Parcel Map No. 606 M 14 & 15) shall be constructed and approved by the City Engineer prior to acceptance of fans for building plan check. i Planning Commission April 26, 1995 Lands of Ward/parcel 2 Page 7 18. A map revision, or other suitable method for amending the flood insurance rate map, shall be obtained for this property prior to final approval. 19. The Lambert Sanitary Sewer Reimbursement Agreement in the amount of $2,046.56 shall be paid to the Town prior to acceptance of plans for building plan check. The new residence shall connect to sanitary sewer service prior to final approval. 20. All construction debris and other deleterious materials shall be removed from the project site, to the satisfaction of the Engineering Department,prior to acceptance of plans for building plan check. 21. This property (Parcel No. 2) shall be included in a landslide maintenance agreement which sets forth maintenance and monitoring responsibilities as well as any other requirements deemed appropriate by the Town. This agreement shall be approved by the Town and signed by the applicant and all necessary property owners prior to acceptance of plans for building plan check. 22. Santa Clara Valley Water District (S.C.V.W.D.) has approved the proposed improvements for this project per a letter from Richard M. Anderson, dated December 20, 1994. All conditions of the S.C.V.W.D. permit shall also become conditions of this site development permit. A copy of the permit issued by S.C.V.W.D. shall be submitted to the Town prior to acceptance of plans for building plan check. 23. Upon completion of the construction, a final inspection shall be required to be set with the Planning and Engineering Departments two weeks prior to final building inspection approval. Planning Commission • April 26, 190 Lands of Ward/parcel 2 Page 8 CONDITION NUMBERS 2, 4, 9, 10, 11, 13 17, 20, 21 AND 22 SHALL BE COMPLETED AND SIGNED OFF BY THE PLANNING DIRECTOR AND THE CITY ENGINEER PRIOR TO ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE BUILDING DEPARTMENT. EROSION CONTROL AND CREEK PROTECTION MEASURES SHALL BE INSPECTED AND APPROVED BY THE ENGINEERING DEPARTMENT PRIOR TO I6SUANCE OF BUILDING PERMITS. Properties 'r siding within the Los Altos School District boundaries must pay School Distiict fees before receiving their building permit from Los Altos Hills. The aiplicant must take a copy of Worksheet#2 to both the elementary and high school district offices, pay the appropriate fees and provide the Town with a copy of their receipts. NOTE: The Site Development permit is valid for one year from the approval date (until April 26, 1996). All required building permits must be obtained within that )ear and work on items not requiring a building permit shall be commenced within one year and completed within two years. _ '• 330 Village Lane `William Cotton Los Gatos, California 95030 �, and •Associates (408) 354-5542 December 19, 1994 L3284 TO: Suzanne Davis Planner TOWN OF LOS ALTOS HILLS 26379 Fremont Road '\ Los Altos Hills, California 94022 SUBJECT: Geologic and Geotechnical Review - RE: Ward,Parcel 2-Adobe Creek Subdivision Francemont Drive File #202-94-ZP-SD-GD At your request, we have completed a geologic and geotechnical review of applications for proposed site residential development using: • Soil Report prepared by Nielsen Geotechnical,dated November 16, 1994; • Site Development Plans (Sheets Al, CI, A2, A3 and A4) prepared by Woodson/Barksdale Architects and Giuliani& Kull,dated November 17, 1994; • Report on the Consultation for the Adobe Creek Subdivision,prepared by Jo Crosby & Associates, dated February 2, 1993; • Engineering Geologic Investigation (report) for Parcels 1, 2 and 3 Francemont Estates, prepared by Louis A. Richardson, dated July 31, 1992; and • Geotechnical Engineering Evaluation (report) prepared by William McMorrow, dated August 20, 1992. In addition, we have reviewed pertinent technical documents from our office files (Adobe Creek Subdivision L1456 and Menlo Development L3312) and completed a recent site reconnaissance. DISCUSSION The applicant proposes to construct a single family residence and swimming pool in the central portion of Parcel 2 of the Adobe Creek Subdivision/Francemont Estates. The southern edge of the house is located immediately adjacent to the toe of a large Dormant Landslide. We previously reviewed a proposed development application for this parcel (review report dated September 17, 1992) and recommended that site development not be approved until a scope of groundwater monitoring and remediation,necessary to ensure the stability of the adjacent Dormant Landslide, was satisfactorily defined. Our Adobe Creek Subdivision review report dated March 12, 1993 addressed details of a recommended groundwater monitoring program, and future dewatering measures that may need to be implemented to ensure the stability of the Dormant Landslide. We recommended that a formal monitoring and mitigation program be established prior to issuance of grading or building permits on individual lots. We ENGINEERING GEOLOGY • ENVIRONMENTAL EARTH SCIENCES • FOUNDATION ENGINEERING Suzanne Davis December 19, i994 Paget L3284 understand that three groundwater monitoring wells have been installed within the landslide. SITE CONDITIONS The subject property is generally characterized by gentle to moderately steep (2° to 15° inclination), hillside (Dormant Landslide) and valley floor topography. Approximately 2 to 7 feet of recently placed fill is present over most of the parcel. The referenced July 1992 report by Louis A. Richardson concluded that fill at the property came from several different sources, was highly variable in consistency, contained debris such as wood, concrete an old car parts, and should not be considered an engineered unit. The referenced November 1994 soil report by Nielsen Geotechnical concludes that the current fill on Parcels 1, 2 and 3 is well compacted based on the results of 9 exploratory borings. Wood or other debris was not encountered in these borings. It is our understanding,based on information provided by John Nielsen (personal communication on December 12, 1994), that site fills have been reworked by large grading equipment since 1992. Site fill materials are underlain by deep unconsolidated alluvial deposits (gravel, sand silt and clay). The July 1992 report by Louis Richardson concluded that anticipated ground shaking could produce differential compaction of these underlying deposits. A portion of a large Dormant Landslide is located in the southwestern portion of Parcel 2. The potentially active trace of the Berrocal fault has been mapped approximately 500 feet northeast of the subject property. The referenced consultation report by Jo Crosby and Associates concludes that the Dormant Landslide has the potential for renewed movement and the stability of this feature is very sensitive to the level of groundwater. The consultant concludes that the site is safe for development (i.e., with respect to deep landsliding) if groundwater levels-do not rise above the elevation of the lower building pad levels within the landslide mass. However, this evaluation Was prepared without knowledge of the currently proposed development plan which sites the house immediately adjacent to the landslide toe. Current FEMA maps indicate that the proposed house site is located within the limits of the 100-year flood along the adjacent Adobe Creek. We have not received documentation to verify what extent of channel improvement or additional fill at the building pad (if any)may be required to address potential flooding hazards. CONCLUSIONS AND RECOMMENDED ACTIONS Proposed site development is constrained by potential landsliding, potential flooding, undocumented fill, expansive soils, anticipated strong to violent seismic shaking and the potential for seismically induced differential compaction of the underlying alluvial deposits. The proposed development plan, with a portion of the house located immediately adjacent to the toe of the Dormant Landslide,may result in the residence being particularly sensitive to any incremental movement (i.e., such as minor lurching in response to seismic loading) of the landslide deposit. The geotechnical consultant (Jo Crosby and Associates) that analyzed th'e stability of the Dormant Landslide should evaluate whether it is appropriate to site a house directly against the toe of the slope as currently proposed, or whether a nominal setback would be prudent. William Cotton and Associates • Suzanne Davis December 19, 1994 Page 3 L3284 Based on our review of the latest project soil report by Nielsen Geotechnical, it appears that existing fill conditions can be adequately addressed by current foundation recommendations. The potential impacts of seismically induced differential compaction should be specifically addressed by the current project geotechnical consultant. The adequacy of foundation design recommendations must be re-evaluated if any creek channel modifications, or placement of additional site fill, is needed to address flood conditions. The applicant should be fully aware of the potential for cracking of asphalt and concrete paving at this site as stated on page 14 of the referenced soil report by Nielsen Geotechnical. Our current review does not include approval of specific geotechnical design for the swimming pool. Design criteria for the pool should be addressed after development of final site grading plans. Any necessary improvements to the Adobe Creek channel should meet requirements of the Santa Clara Valley Water District and be reviewed and approved by them and the Town Engineer. Formal organization of a groundwater monitoring and mitigation program should be completed prior to issuance of building or grading permits. One of the two annual well inspections for the Dormant Landslide should be completed in the months of February or March when groundwater levels are likely to reach their high point. The existing three monitoring wells within the landslide should be equipped with locking caps and appropriate protective barriers to prevent accidental damage or vandalism to the well heads. If creek improvements do not encroach in a significant manner toward the house site, then the proposed development plan appears feasible with the implementation of appropriate engineering design measures. However,we recommend that the following items be satisfactorily addressed prior to issuance of permits for residential construction: 1. Flood Evaluation-Any necessary improvements to the Adobe Creek channel,or changes to the building pad elevation,should be reflected on the grading plan for Parcel 2. The depth of fill and proximity of final creekbanks to the house footprint may impact proposed residential foundation design criteria. Channel improvements should meet requirements of the Santa Clara Valley Water District and be reviewed and approved by them and the Town Engineer. 2. Evaluation of the Proposed House Location - Specific house sites had not been determined in February 1993 when Jo Crosby and Associates completed the stability analysis of the Dormant Landslide. The currently proposed development plan, with a portion of the house located immediately adjacent to the toe of the Dormant Landslide, may result in the residence being particularly sensitive to any incremental movement (such as minor lurching in response to seismic loading) of the landslide deposit. Jo Crosby and Associates should evaluate whether it is appropriate to site the house up against the toe of slope as currently proposed,or whether a nominal setback would be necessary. The results of this evaluation should be submitted to the Town for review by the Town Geotechnical Consultant prior to issuance of building or grading permits. 3. Supplemental Geotechnical Evaluations - It is important that the project geotechnical consultant (Nielsen Geotechnical) be informed of any additional fill requirements or encroachment of creekbanks toward the house site that may William Cotton and Associates Suzanne Davis December 19, 1994 Page 4 L3284 result from required flood mitigation. After resolution of flooding issues, the consultant should review any modifications to the site grading plan and evaluate whether foundation design criteria adequately address the proximity, and the potential for long-term instability, of local creek banks. The issues of potential seismically induced differential compaction,presented in the July 1992 report by Louis Richardson, should also be addressed. Estimates of total and differential settlement should be provided. The consultant should verify that proposed lot gradients and drainage design reflect the intent of recommendations by Jo Crosby and Associates (report of February 2, 1993) to reduce the infiltration of surface water. The results of these supplemental evaluations should be submitted to the Town for review by the Town Geotechnical Consultant prior to issuance of building or grading permits. 4. Formal Organization of Monitoring Program - The groundwater monitoring program descriptions of possible future mitigation measures,drainage easements and property assessments for the Dormant Landslide should be established to the satisfaction of the Town utilizing the concepts outlined by Jo Crosby and Associates. In addition, we recommend that one of the two annual well inspections be completed in the months of February or March when relatively high groundwater conditions may prevail. The monitoring program should be established prior to issuance of grading or building permits for development on individual lots. We suggest that the applicant install locking caps and protective barriers as soon as possible at the existing three wells to reduce the potential for damage. We recommend that the Town geotechnical Consultant be provided an opportunity to review specific requirements of the proposed monitoring program prior to implementation. Respectfully submitted, WILLIAM COTTON AND ASSOCIATES,INC. TOWN GEOTECHNICAL CONSULTANT Ted Sayre Senior Engineering Geologist CEG 1795 Pa trick O. Shires Principal Geotechnical Engineer GE 770 POS:TS:rb William Cotton and Associates William Cotton 330 Village Lane Cotton Los Gatos, California 95030 and Associates (408) 354-5542 >> -'.--.6,///6-..e/larch/. 8, 1995 BAR 0 L3274 TowNO F7.OS995 L3304 ACT08 444 TO: Susan Manca Planner TOWN OF LOS ALTOS HILLS 26379 Fremont Road Los Altos Hills, California 94022 SUBJECT: Supplemental Geologic and Geotechnical Review RE: Ward, 202-94-ZP-SD-GD, Parcel 1 Ward, 203-94-ZP-SD-GD, Parcel 2 Ward, 205-94-ZP-SD-GD, Parcel 3 Adobe Creek Subdivision Francemont Drive At your request, we have completed supplemental geologic and geotechnical reviews of the subject applications for proposed site residential development using: • Supplemental Geotechnical Information (report) prepared by Nielsen Geotechnical, dated February 13, 1995; • Site Development Plans-Parcel 1 (Sheets Al, Cl, A2 and A3) prepared by Woodson/Barksdale Architects and Giuliani & Kull, dated November 17, 1994; • Site Development Plans-Parcel 2 (Sheets Al, Cl, A2, A3 and A4) prepared by Woodson/Barksdale Architects and Giuliani & Kull, dated November 17, 1994; • • Site Development Plans-Parcel 3 (Sheets A1-A5, and C1) prepared by Woodson/Barksdale Architects and Giuliani & Kull, dated November 17, 1994; • Report on the Consultation for the Adobe Creek Subdivision, prepared by Jo Crosby & Associates, dated February 2, 1993; and • Geotechnical Engineering Evaluation (report) prepared by William McMorrow, dated August 20, 1992. ENGINEERING GEOLOGY • ENVIRONMENTAL EARTH SCIENCES • FOUNDATION ENGINEERING Susan Manca March 8, 1995 , Page 2 In addition, we have reviewed pertinent technical documents from our office files (Adobe Creek Subdivision L1456 and Menlo Development L3292) and completed a recent site reconnaissance. DISCUSSION The applicant proposes to construct a single family residence and swimming pool on each of the Parcels 1, 2 and 3 of the Adobe Creek Subdivision/Francemont Estates. We previously reviewed proposed development applications for these parcels (review reports dated December 19, 1994) and recommended that supplemental flood evaluations, geotechnical evaluations and formal establishment of a groundwater monitoring program be completed prior to issuance of grading or building permits on individual lots. We currently understand that the Santa Clara Valley Water District is not requiring additional imWrovements to the Adobe Creek channel to address potential flooding issues. The referenced consultation report by Jo Crosby and Associates concludes that the Dormant Landslide extending into the southern portions of the three parcels has the potential for renewed movement and the stability of this feature is very sensitive to the level of groundwater in the hillslope. The consultant concludes that the site is safe for development (i.e. with respect to deep landsliding) if groundwater levels do not rise above the lower building pad levels within the landslide mass. The consultant recommends that ithe three existing wells within the landslide be monitored on a regular basis and dewatering measures be implemented to control the groundwater if monitoring wells indicate rising water levels. CONCLUSIONS AND RECOMMENDED ACTIONS The request for supplemental geotechnical evaluations in our previous review has been satisfactorily addressed by the referenced report by Nielsen Geotechnical. However, formal organization of a groundwater monitoring and mitigation program should be completed prior to issuance of building or grading permits. As a minimum,we recommend thatannual well inspections for the Dormant Landslide be completed in the months of January and March/April when groundwater levels are likely increasing or have reached their high point. A reading in January may point out the need for initiation of dewatering before critical levels are reached later in the rain season. The existing three monitoring wells within the landslide should be equipped with locking caps and appropriate protective barriers to prevent accidental damage or vandalism to the well heads. We recommend geotechnical approval of the subject applications for proposed construction on Parcels 1, 2 and 3 with the following conditions: 1. Swimming Pool Design - Geotechnical design criteria for proposed swimming pools should be updated, as necessary, after the project geotechnical consultant has observed the drilling of foundation piers for proposed residences. Design criteria for pool shells should be re- evaluated if unanticipated adverse subsurface conditions are identified. William Cotton and Associates Susan Manca March 8, 1995 Page 3 The use of pressure-relief valves should be considered for all proposed swimming pools. A letter from the project geotechnical consultant addressing recommended pool design criteria should be submitted to the Town for appropriate technical review prior to issuance of building permits for pool construction. 2. Formal Organization of Monitoring Program - The groundwater monitoring program, descriptions of possible future mitigation measures, drainage easements and property assessments for the Dormant Landslide should be established to the satisfaction of the Town utilizing the concepts outlined by Jo Crosby and Associates. As a minimum, annual well inspections for the Dormant Landslide should be completed in the months of January and March/April. The monitoring program should be established prior to issuance of grading or building permits for development on individual lots. We suggest that the applicant install locking caps and protective barriers as soon as possible at the existing three wells to reduce the potential for damage. We recommend that the Town Geotechnical Consultant be provided an opportunity to review specific requirements of the proposed monitoring program prior to implementation. 3. Parcel 3 Drainage Improvements - As recommended by the project geotechnical consultant, the two narrow unpaved access roads directly south of Parcel 3 should be cleaned of forest debris and fine-graded so that these roads serve as interceptor benches that direct runoff to Francemont Drive (rather than onto Parcel 3). The consultant shall confirm that these measures have been adequately completed prior to final (as-built) approval of improvements on Parcel 3. 4. Geotechnical Plan Review - The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the detailed building and grading plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations and driveway) to ensure that his recommendations have been properly incorporated. The results of the plan review should be summarized by the geotechnical consultant in a letter and submitted to the Town Engineer for review and approval prior to issuance of building permits for residential construction on individual parcels. 5. Geotechnical Field Inspection - The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete. The consultant shall inspect the drilling of a representative number of foundation piers on each lot and document the materials encountered. The final depths of all piers should be documented. This data should be included in the final as-built inspection report. William Cotton and Associates Susan Manca March 8, 1995 Page 4 The results of these inspections and the as-built conditions of the project shall be described by the geotechnical consultant in a report and submitted to the Town Engineer for review prior to final (as-built) project approval1 Respectfully submitted, WILLIAM COTTON AND ASSOCIATES, INC. TOWN GEOTECHNICAL CONSULTANT Ted Sayre Senior Engineering Geologist WL . William R.Cotton Principal Engineering Geologist CEG 882 WRC:TS:rb • • William Cotton and Associates • • Santo GoroValley Water(Astrid SCI z t,Lk?. I /4-1-'14- i11"-SCS-C ) 5750 ALMADEN EXPRESSWAY SAN LOSE, CA 95115.83686 caCM. ►.. . 2 202,-`214,---ii,i, �- R:600 FACSIMILE ( )266.0271 re"-rdelt41-,14T trZ(" AN A FIRMATIVE ACTION MPLOYER RECEIVED December 20, 1994 . DEC 211994 Ms. Susan Roberts TOWN OF LOS ALTOS HILLS Giuliani & Kull, Incorporated 20431 Stevens Creek Boulevard, Suite 230 Cupertino, CA 95014 Oa' Dear Ms, Roberts: • The District has reviewed the improvement plans for the development of two parcels( Ns 351- 37-009 and OW), located south of Moody Road and west of Francemont Drive, received by us on December 15, 1994. The proposed const ction is acceptable to the District.We will need final plans for issuance of a permit. • Two sets pf final improvement plans should be sent for our review and issuance of a permit prior to the start of construction. Any questions may be referred to me at(408) 265-2607, extension 2319. Sincerely, 'F"•r Richard M. Anderson Assistant Engineer Design Coordination Division y Town of Los Altos Hills :, 1/2 5/9 5 To: Planning g Commission & Staff From: Les Earnest, Pathways Committee Chair Subject: Pathway requests 12800 Clausen Court; Lands of Jabbour: Restore II-B path along Voorhees Drive and Clausen Court if damaged during construction. 27781 Edgerton Road; Lands of Shockley: No request. Parcel 1, Francemont Drive; Lands of Ward: Construct II-B path along Francemont Dive and Moody Road. Parcel 2, Francemont Drive;Lands of Ward: Regrade the old lodge entrance road ' o that it drains into Adobe Creek instead of forming -a pond. Provide a native path easement over that route, next to Adobe Creek. Construct II-B path along the rest of the Moody Road frontage. Parcel 3, Francemont Drive; Lands of Ward: Construct Il-B path along Francemont. To the extent that it lies within the property, provide a 12 foot easement for the existing path from the end of Francemont diagonally uphill to join the dirt road that loops through the back of the lot. Pathway easements should continue-in both directions on this road. If it is to be a fire road, as seems sensible, a wider easement would be appropriate for this segment. 13981 Fremont Pines Lane; Lands of Abramo: Construct II-B path along Fremont Road and Fremont Pines Lane. 26370 Ginny Lane; Lands of Hong: No request 27935 Roble Blanco; Lands of Noghrey: No request. 26010 Torello Lane; Lands of Zatparvar: Construct Il-B path and adjacent drainage ditch along Fremont Road. • Note: where construction or upgrading of paths to the II-B standard is recommended, this is to include irrigation at least 5 feet away from path and a non-slip surface on any crossing driveways. Where there is "no request:" we recommend that in lieu fees be collected where possible.